Thamesmead East · Bexley · Erith and Thamesmead constituency · 51.49793, 0.12632

SE2 9UW— Thamesmead East, Bexley

Location and area intelligence for SE2 9UW, Thamesmead East, Bexley

 

Schools 60%Safety 70/100Transport 52/100Yield 3.76%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
52
Safety
70
Schools
59
Transport
52
Environment
82
Investment
45

The bottom line

SE2 9UW offers low crime, fast broadband and a green environment — a strong choice for Families.

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Location

SE2 9UW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-13.6% vs London avg
vs London crime+98.0% vs London avg

Deep-dive guides for SE2 9UW

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🌿 Green Lung🔒 Very Safe
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How SE2 9UW has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

59

Education score

Good for families
★ Top school within 1km
★

Primary

Willow Bank Primary School

Requires Improvement · Inspected Apr 2023 · 1 min walk

KS2: 101.7

★★

Secondary

Woolwich Polytechnic School for Girls

Good · Inspected Jan 2023 · 17 min walk

P8: +0.44A8: 53.1

60% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 20 min walk

7 primaries · 0 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

128.5 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+144% vs borough

Crime by type

Other31%
Anti-social behaviour20%
Violence & sexual offences20%
Vehicle crime11%
Drug offences7%
Robbery5%
Burglary4%
Theft2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Erith Fire Station · 2.5km

Crime is +98% above London average

Property

Prices, sales volume and market trends

Avg floor area103.4 m²

EPC breakdown

D
8%
E
5%

Based on 13 properties · Confidence: medium

Street mix

Semi 17%Terraced 67%Flat 8%Other 8%

LHA rates — Outer South East London

Shared room£600/mo
1 bedroom£1050/mo
2 bedrooms£1300/mo
3 bedrooms£1550/mo
4 bedrooms£1800/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Energy & construction

Solar yield866 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£258,500
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1967-1975
WallsSystem built, as built, no insulation (assumed)
RoofFlat, limited insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,485
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2001–2021 · CAGR

+5.9%

Total change

+215%

Market Activity

Price Velocity & Acceleration

Current Velocity

-4.2%

per year

Acceleration

-15.80

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £150k–£175k · 10 sales

Property Type Mix

Total: 10 sales

Semi-detached10%
Terraced80%
Flat/maisonette10%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2003£73k£119k+63%1
Pre-crash peak2005–2007£160k£141k-11.9%1.5
Brexit uncertainty2017–2019£215k£240k+11.6%2
Pandemic surge2021–2021£230k£230k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Above London average
Abbey WoodElizabeth line line
9.8 min walk
Abbey Wood (London)→ Paddington· 4 tph
30 min

Nearby stations

Abbey WoodElizabeth line
10 min walk
Abbey Wood (London)National Rail
10 min walk
Barking RiversideSuffragette
31 min walk
Gallions Reach DLR StationDLR
50 min walk
Woolwich Arsenal DLR StationDLR
51 min walk
No bus stops within 400m

31

Walkability score

128

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge43 min ↑
Victoria55 min ↑
Waterloo51 min ↑
Canary Wharf ★30 min
City44 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

24

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)138
Nearest car park110m
Santander docks (800m)0
Nearest cycle dock8.5 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 Mbps
Superfast coverage100%
All operators 5G82%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 14.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 96% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 13.9 km away✗ Not Green Belt✗ Not AONB44% green spaceTree canopy: 16%
More green space than 93% of London

Nearest SSSI: Abbey Wood SSSI — 1.3 km

Energy

Solar: 866 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Low

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): None recorded

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,520 hrs/yr

Sunshine

608 mm/yr

Rainfall

22.5°C

Summer avg

3.2°C

Winter avg

Solar yield865.6 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

LAKESIDE MEDICAL

LAKESIDE HEALTH CENTRE, YARNTON WAY, SE2 9LH

4 min walk

78%

Recommend GP

78%

Overall GP experience

3

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalErith and District Hospital · 3.7 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 8.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

178

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Lakeside Bar (377 m)

No restaurants within 800m — nearest: The Taj Mahal (922 m)

Nearest supermarketWelcome · 353 m
1 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
664 licensed premises in borough268 late-night refreshment licencesHome Office 2023/24

1

Libraries (1km)

0

Cinemas (2km)

736m

Post office

Nearby shops

Bethel737 m
City AM742 m
Aces One Stop816 m
WHSmith827 m

Nearby cafes

Abbey Cafe973 m

Nearby restaurants

The Taj Mahal922 m
Abbey Grill939 m
New Winson943 m
Greggs949 m

Nearby pubs

The Lakeside Bar377 m
The Abbey Arms883 m

Nearby gyms

Anytime Fitness322 m
Gerald Latifi - Strength & Fitness Coach338 m

Nearby pharmacies

Brownies901 m

Nearby health

Lakeside Medical Practice301 m
Food hygiene (5-star)50% of 14

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%

High street

E

High street health

Registered businesses

JEET IT SOLUTIONS LIMITED
JIANG JING CONSTRUCTION LTD
TROGLODITE LTD
YUE PROPERTY LTD

Investment

Investment grade, yield and market outlook

45

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,350London avg: £1,950/mo
Gross yield
3.8% (average)London avg: 3.8%Above average yield
Gentrification score11/100

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

25.3

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,384m
Crossrail 2 route15,013m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,590 nationally

1,307

Est. population

8,561/km²

52%

Employed

30%

Degree educated

£36,300

Median income

6.7%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

39

Community stability

Age profile

31%
20%
21%
19%
Under 1831%
18–3420%
35–4921%
50–6419%
65+10%

Tenure

13%
71%
Own outright8%
Own (mortgage)6%
Private rent13%
Social rent71%
Shared ownership0%
Rent free1%

Ethnicity

37%
39%
White British37%
White Other8%
Asian9%
Black39%
Mixed6%
Other2%

Employment & lifestyle

Managerial / professional18%
Routine / semi-routine31%
No car household51%
Unemployed6%
No qualifications22%

Housing tenure (Census 2021)

Social rent71%
Private rent13%

vs. London

Income vs London-13.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
2
Local approval rate
50%
Borough approval rate
75%
Opportunity area
Thamesmead and Abbey Wood
CIL rate (residential)
£100/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£8.0bn
Est. completion
2050

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
2
Largest scheme
534 homes · Land At Southmere Village, Land At Southmere Village, Yarnton Way, Thamesmead, SE2 9LH
Pipeline pressure
NONE

Named schemes (500m)

Land At Southmere Village, Land At Southmere Village, Yarnton Way, Thamesmead, SE2 9LH534 homes
completed
Land At, Land At, Binsey Walk, Thamesmead, SE2 9BS329 homes
completed
Southmere Village Phase 2, In the area of, Southmere Village Phase 2, In the area of, Tavy Bridge, Abbey Wood, SE2 9UG220 homes
completed
Land adjacent 117, Land adjacent 117, Overton Road, Abbey Wood, SE2 9SF4 homes
completed
1-9, 174-182 and 6, 1-9, 174-182 and 6, Maran Way and Limestone Walk, DA18 4BP3 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
17.7%
Election year
2026
MP
Ms Abena Oppong-Asare (Labour)
MP majority
16,302
Constituency
Erith and Thamesmead

Councillors

Zainab Olamide AsunramuLabour
Larry FergusonLabour
Abi JohnsonLabour

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Key facts for SE2 9UW

Full postcodeSE2 9UW
Postcode districtSE2
BoroughLondon Borough of Bexley
WardThamesmead East
Latitude51.497932
Longitude0.126324
Parliamentary constituencyErith and Thamesmead
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey